Six of the most consequential launches of 2026–2027, covered in depth while pricing is still forming. Each deep dive works from the one hard number that already exists — the land cost — through comparables, risks and timelines to an indicative launch price range. No project fees, no marketing copy.
The only mixed-use parcel in the entire Bayshore master plan — a town centre above a brand-new MRT station. Tender closes 15 July 2026, and neighbouring Vela Bay already showed us the land-to-launch maths.
Next: tender award, expected shortly after 15 Jul 2026
1,268 units on land secured in October 2024 at $1,178 psf ppr — 8–55% below every comparable central-region site awarded since. Ai Tong within 1km, Upper Thomson MRT in walking distance.
Next: developer preview and price list, Oct 2026
The first private site in a brand-new 70ha township of ~10,000 homes — with a bus interchange, hawker centre and retail podium mandated into the building. Land at $980 psf ppr, the lowest recent OCR rate.
Next: project name and showflat, tentatively 1H 2027
~835 homes directly above Hougang MRT — a dual-line NEL + Cross Island Line interchange by 2030 — with the largest mall Hougang has ever had, held and managed by CICT.
Next: developer marketing details through 2026–2027
The last GLS plot with sheltered direct access to Tanah Merah MRT — ~380 boutique units by Allgreen in a corridor where all 2,761 neighbouring new-launch units are fully sold. Ten bids; the top two were $6 apart.
Next: showflat and price list, ~6 months before launch
The first private launch from the former Keppel Club land bank — the opening move of the Greater Southern Waterfront, in a precinct that hasn't seen a GLS release in 35 years.
Next: project name, unit mix and launch details in 2027
Updated 10 Jul 2026 · every figure marked (est.) is an estimate
Most "upcoming launch" pages you will find are marketing shells: a render, a registration form, and prices that appear only when the developer says so. This hub inverts that. We start covering a launch at the moment the most predictive data point becomes public — the land tender — and build the analysis forward from there. The land cost a developer pays, expressed in dollars per square foot per plot ratio, has historically converted into launch prices at a fairly consistent multiple once construction cost and a 20–30% margin are layered on. That is why every card above leads with land cost, and every indicative range is traceable to comparables shown on the project page.
Each deep dive follows the same structure: confirmed facts first, then the pricing maths with its comparables table, connectivity, transformation catalysts, schools and daily life, who the launch tends to suit, a balanced risk register, and a milestone timeline showing exactly what to watch next. When a milestone lands — a tender award, a preview date, a price list — the page is updated and re-dated. Estimates become facts on the page, in public, with the working shown.
Indicative launch ranges are early, land-cost-anchored estimates, not predictions of any specific price list. Developers make pricing decisions we cannot see; markets move between award and launch. Where a tender has not even been awarded (Bayshore Drive), we say so and range wider. Treat the ranges as a disciplined starting point for affordability planning — and always re-check the project page after each milestone, since that is when ranges tighten.
For projects already selling with real transaction data, use the prices by bedroom dashboard; to see this pipeline in context on the island, use the launch map; and to test what fits your numbers — including these pipeline sites at their estimated ranges — use the budget matcher. What past launch buyers actually made when they sold is in the resale exit data.
Projects and awarded GLS sites we cover in depth that have not yet opened for sale — from tenders still closing (Bayshore Drive) to named projects previewing within months (Thomson Reserve). Once a project starts selling, it moves to the launch map and prices dashboard with real transaction data.
Each range is anchored on the confirmed or analyst-estimated land cost in psf ppr, adjusted using the realised land-to-launch multiples of comparable recent launches in the same region, plus construction cost and typical 20–30% developer margins. Every project page shows the specific comparables behind its range.
No — none of them. Every figure labelled (est.) is an estimate; several projects have no confirmed name, unit mix or launch date yet. We revise each page as tenders are awarded and price lists are released, and each page shows its last update date.
Because the biggest pricing decisions are made at the land tender, not the show flat. The land cost a developer pays is the largest single input into your eventual price list — tracking it early means you see launch prices forming two to three years before they exist.
Thomson Reserve, with a developer preview targeted for October 2026. Bayshore Drive's tender closes 15 July 2026 but its sales launch is likely around 2028; the remaining four are estimated for 2027 or later.
No. We are an independent research publication and take no developer fees for coverage. Advisory consultations offered on this page are a separately disclosed service from our publisher — see our editorial policy.
The research on this page tells you what the data says. If you want to work through what it means for your own situation — budget, ABSD position, timing an HDB sale, or comparing these upcoming launches against other options — you can request a one-to-one consultation.
Disclosure: advisory consultations are provided by Jamus Lee (CEA Reg. No. R065771E, ERA Realty Network Pte Ltd, Licence No. L3002382K), the publisher of PropertyInsider.sg, via JamusProperty.com. This is a separate service from our editorial research and has no influence over what we publish — see our editorial policy. Submitting this form shares your details with the advisory practice; see our privacy policy.